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Community Development Department - Planning Division
Meeting Date: March 8, 2016
Case Numbers: ED15-100
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Project Planner: Kraig Tamborn) 485-3092
Agenda Item:
REPORT TO DESIGN REVIEW BOARD
SUBJECT: Lot 21, Fair Drive (Lot 21 Residence) — Environmental and Design Review Permit for
construction of a new 3,275 gross square foot residence (2,848 sf living area plus 427 sf
garage) on an 8,563 square foot hillside parcel with a 37.5% downslope; APN: 011-023-21;
R5 Residential District Zone; Jared West, Fair Drive Partners, LLC Applicant; Fair Drive
Partners, LLC, Owner; Lincoln/San Rafael Hill Neighborhood.
PROPERTY FACTS
Location General Flan Designation
Project Site: Residential, Lowy Density
North:
Residential, Low Density
South:
Residential, Low Density
East:
Public/Quasi-Public
West:
Residential, Low Density
Lot Size
Minimum:
5,000 sf
Existing:
8,563 sf
Height'
Allowed: 30'
Proposed: 30'
Parking
Required: 2 covered (subject to road widening)
Proposed: 2 covered
Min. Lot Width (New lots)
Standard: 50'
Existing: 50'
Landscape Area
Required: NA
Zoning Designation
R5
R5
R5
PQP
R5
Natural State
Required: 5,352 sf
Proposed: 5,753 sf
Existing Land -Use
Vacant
Vacant
Vacant/SFR
Vacant/Park & Ride Lot
Vacant
Gross Building/Floor Area
Allowed: 3,356.3 sf
Proposed: 3,275 sf
Upper Floor Area (Non -hillside residential)
Allowed: NA
Setbacks
Required Existing Proposed
Front: 15' 15'
Side(s): 5' NA 5'
Rear: 10' 10'+
Garage 20' 15,
Grading Tree Removal
Total: 60 CY Total(No./species): 7 Eucalyptus
Cut: 30 CY Requirement: 21
Fill: 30 CY Proposed: 21
Off -Haul: 0 CY
* Hillside building height is measured from natural grade to top of roof/structure at all points of the structure. Standard
building height is measured from an established exterior finished grade elevation to, mid -point of a sloped roof.
SUMMARY
Review of this project has been completed consistent with Chapter 14.25 and Chapter 14.12 of the City
Zoning Ordinance, and the Hillside Design Guidelines Manual. The DRB is required to review and
provide its recommendation on the project before action is taken by the Zoning Administrator. Based or
review of the applicable criteria, the following specific questions have been raised by staff:
Natural State
• Whether the slope estimate calculation is adequate for DRB review of the building design in this
case (on a standard lot with consistent slope); subject to a follow-up review by staff to make any
necessary minor adjustments to the plan to meet the requirement. .
• Whether it is acceptable to include the bio-swale as part of the natural state area.
• That fill grading in the natural state area shall be eliminate or placed under the building footprint.
Building Stepback
• Whether the horizontal materials and wall offsets, recesses and projections proposed in the
building design result in appropriate hillside design for this lot and adequately satisfy the intent
of the 20 foot building stepback requirement to minimize tall, unbroken wall planes.
Front Setback Reduction / Waiver
• Whether the reduced garage setback is appropriate to reduce hillside grading and/or achieve
improved hillside design.
Trees and Vegetation
• Whether the wax myrtle hedge row is a suitable solution for planting along the narrow 5 foot
side yard setbacks.
• Whether coast live oak is an appropriate replacement tree, or recommendations on an
alternative tree.
Grading
• Whether proposed fill below the house is acceptable or should be modified as suggested by
staff.
Drainage
• Whether the bioretention, area should be refined as suggested by staff or provide
recommendations on any alternative designs.
Reduction of Bulk
• Whether the tall skirt wall and underfloor space can be reduced through further revision such as
shifting the lower floor toward the front of the lot.
BACKGROUND
The subject parcel is an historic infill rectangular shaped parcel that slopes down from Fair Drive toward
Lincoln Avenue. The property is relatively natural and has no prior development activity.
PROJECT DESCRIPTION
The project proposes a new two bedroom residence with a bonus office room, great room and family
room in two levels with a garage entry. The mid floor level includes a split level at the entryway to
provide the primary entrance stepped down from the garage level. Colors and materials include stucco
and shingle siding with a composition roof, and stamped concrete driveway. The details are called out
on Sheet A6. A color and materials board will be presented at the meeting. The applicant has provided
a Hillside Compliance Checklist and letter discussing proposed parking, provided as exhibits to this
report.
ANALYSIS
Zoning Ordinance Consistency:
Development of a new single family residence on a hillside lot requires Zoning Administrator review
and approval with the recommendation of the Design Review Board (Pursuant to San Rafael Municipal
Code Chapter 14.25). Review is required to ensure compliance with the Hillside Design Guidelines
which requires that hillside homes shall blend in with and complement the natural setting. Zoning
development standards have been adopted in Chapter 14.12 to support appropriate hillside design. IN
general, staff supports the building architectural style, materials and location of the residence as
appropriate for the hillside setting and lot characteristics. Staff is seeking guidance on the following
applicable hillside design standards and criteria:
➢ Natural State Reauirement
The project indicates it would meet the natural state requirement, with roughly 400 square foot of
additional natural state area in the calculation. In general, the project appears to comply with the
requirement and has a 400 square foot allowance as a buffer to accommodate any necessary revisions
to meet the requirement. The property slope percent shown on Sheet Al has been calculated based
on the average slope, which generally tends to be fairly accurate for regularly shaped properties with a
consistent sloping topography. Staff has requested confirmation of the calculation consistent with the
Hillside Slope Formula contained in the Zoning Ordinance. No significant deviation in slope percent and
natural state is anticipated, particularly given the buffer area remaining in the calculation.
The natural state area shown on Sheet A2.1 includes a bioswale are and fill grading proposed under
the house indicated on Sheet C2.0). Staff recommends that fill grading be removed or all fill contained
under the house (in the under -story area), as fill outside of the building footprint would constitute
disturbed site area. An alternate location or design of the bioswale is encouraged. However, staff would
support allowing this to be treated as natural state since it is require and intended to improve runoff
and maintain natural runoff conditions. This seems consistent with Hillside guidelines that allow paths
and small retaining walls in the natural state area.
Staff requests that the DRB comment on the following:
Whether the slope estimate calculation is adequate for DRB review of the building design in this
case (on a standard lot with consistent slope); subject to a follow-up review by staff to make any
necessary minor adjustments to the plan to meet the requirement. .
Whether it is acceptable to include the bioswale as part of the natural state area.
That fill grading in the natural state area shall be eliminate or placed under the building
footprint.
➢ Buildina Heiaht
The height for hillside development is measured from natural grade to roof at any given location.
Sheets A6, A7 and C2.0 illustrate the project falls within the height limit.
➢ Building Stepback
Elevation Sheets A6 and A7 show the building would be stepped vertically and horizontally to step with
the site slope, with building walls designed with materials, details and offsets that break up the wall
plane. The downslope side of each level would have vertical elements that exceed 20 feet. However,
the building details and articulation shown at floor levels appears to meet the intent of the 20 foot
height limitation that applies to walls within 15 feet of the building envelope and on downhill facing
elevations. Staff asks for the DRB to comment on the following:
3
• Whether the horizontal materials and wall offsets, recesses and projections proposed in the
building design result in appropriate hillside design for this lot and adequately satisfy the intent
of the 20 foot building stepback requirement to minimize tall, unbroken wall planes.
➢ Setback Waiver
A reduction in setback can be requested where it would improve hillside design. The public right of way
extends into the site which has a significant downslope from the street. The project would improve the
road frontage along this property and along the street frontage of the adjacent vacant lots heading
towards Lincoln Avenue; to 26 feet in width. Such an improvement would remove the off-street guest
parking requirement.
Reduced setbacks are permitted for the house and garage setback, provided that the garage would
allow for vehicles to pull completely off the paved roadway. This proposal would provide paved
driveway apron straddling the public right of way and private property, with at least 20 feet of driveway
apron which would ensure vehicles could pull off the roadway. The reduced setback reduces the
driveway slope and pulls the house footprint closer to grade. Staff requests the DRB comment on the
following"
• Whether the reduced garage setback is appropriate to reduce hillside grading and / or achieve
improved hillside design.
➢ Parkina Reauirement
Two guest parking spaces are required for substandard sized streets, i.e., roadways less than 26 feet
in width. The applicant has agreed to widen the roadway in front of the subject lot and other vacant lots
on Fair Drive, toward Lincoln Avenue. Therefore, the project would only require two covered parking
spaces on-site. The project provides space in the driveway apron that would accommodate additional
cars, behind the garage. Therefore, the code requirement and intent of the hillside guidelines are both
satisfied by this project, with road widening included as a condition of approval.
➢ Preserve Significant Vegetation and Trees
The project would remove seven eucalyptus trees and replace them with natives and compatible tree
species, including oaks and coast redwoods on the downhill side of the lot. Removal of the invasive
and hazardous Eucalyptus species is supported. New vegetation includes wax myrtles between the
house and side property lines. The remainder of the downhill slope would remain in its existing state
with naturally occurring incidental grasses and vegetation. No treatment is called out for the area
currently proposed to be graded downslope of the house, and bioretention plants have not been called
out. Staff requests DRB comment on the following specific elements of the plan:
• Whether the wax myrtle hedge row is a suitable solution for planting along the narrow 5 foot
side yard setbacks.
• Whether coast live oak is an appropriate replacement tree, or recommendations on an
alternative tree.
➢ Minimize grading with balanced cuts and fills
Cut is limited to the development footprint which is appropriate. However, fill should be off -hauled if it
cannot be used in the building footprint. The grading below the house appears to be unnecessary and
is proposed to balance cut and fill on site. A revised approach is recommended to off -haul or
consolidate fill under the building. Staff asks for the DRB to comment on the following:
4
• Whether proposed fill below the house is acceptable or should be modified as suggested by
staff.
➢ Storm Drainage Improvements Create a Natural Appearance
The site includes required bio -retention area below the house, as required by state and local
requirements to treat hardscape runoff and disperse drainage in a natural pattern (Sheet C1.0). The
detail includes a 4.0 foot (+/-) landscape wall that would create a level area for retention, with a rock
outfall below to slow and disperse water. Staff seeks guidance on the best way to implement such
features into a hillside setting. Additional design enhancements would be preferred to make it appear
as a natural feature and minimize potential disturbance of modification of this facility. Staff seeks
opinions whether the area could be expanded to allow contour grading and natural rock placement,
eliminate the planter wall, and emulate a natural small drainage swale. This might result in a more
pleasing facility integrated as a yard feature. Staff asks the DRB to comment on the following:
• Whether the bio -retention area should be refined as suggested by staff or provide
recommendations on any alternative designs.
➢ Drivewav Desian
The driveway profile on Sheet A8 complies with maximum slope and transitions to accommodate
vehicle access. A 21 % slope is proposed over a portion of the roadway, which has been reviewed and
recommended by Public Works. This achieves the best design solution to access the property and
establishing a base house elevation that minimizes heights above grade. The design responds to site
constraints and conditions for a steep and narrow hillside lot requiring direct street access. In addition,
the road widening substantially reduces concerns with the need to back out of this site, as the street
would meet minimum 26 foot width requirements.
➢ Reduction of Building Bulk
As noted above, the home steps with the hillside to the extent feasible. The entry elevation has been
established based on the driveway access, which is designed with maximum slopes and minimum
setbacks deemed suitable for this site. The ground floor level (illustrated in elevations and Section A on
Sheet A8), shows a tall skirt wall of 14 feet. The only practical solution for reducing this wall height
would appear to be shortening the building length or splitting this section into an additional fourth level.
It appears possible to reduce the understory space by tucking the lower floor level further under the
mid-level. The design as presented responds to site constraints particularly given that the downhill
elevation would be screened from below. Staff asks the DRB to comment on the following:
• Whether the tall skirt wall and underfloor space can be reduced through further revision such as
shifting the lower floor toward the front of the lot.
NEIGHBORHOOD CORRESPONDENCE
Notice was mailed to residents within 300 feet of the site and the HOA, and posted on-site at least 15
days prior to this hearing. Staff has received two inquiries, with specific concerns regarding road
improvements, parking and construction staging. The applicant has been asked to respond to these
questions at the meeting, as necessary. The Zoning Administrator would include roadway improvement
and construction management as conditions of project approval; which are also required and
recommended by the Department of Public Works.
CONCLUSION
Staff generally supports the development concept and requests the DRB's recommendations and
guidance on design matters, specifically the items summarized in this report.
EXHIBITS
1. Vicinity Map
2. Hillside Compliance Checklist
3. Parking Rationale
4. Public Comments.
Full-sized plans have been provided to the DRB members only.
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Exhibit 2
COMPLIANCE CHECKLIST
HILLSIDE RESIDENTIAL DESIGN GUIDELINES MANUAL
The following checklist summarizes development guidelines and standards. See the appropriate
section for a complete explanation of the item.
A "yes" indicates the project complies with the recommendation, a "no" indicates it does not. N/A is
the abbreviation for "not applicable."
This checklist is intended to measure overall design quality. The manual incorporates standards and
suggested guidelines to insure high quality projects. Standards are indicated with an asterisk and
are mandatory. They are indicated in the text by the term "shall". Exceptions to standards can only
be granted by the City Council (indicated by a *) or the specific hearing body designated in the
Manual (indicated by a •). Guidelines are recommendations and are indicated in the text by the
term "should." Staff and Design Review Board will be guided by compliance with these guidelines
in making their recommendations on the project design. The project architect or engineer must
justify any variations. Only projects with high quality designs will be approved.
Zoning Standards (Chapter III, Hillside Residential Development Standards)
Y
N
NA
Maintains mature trees and preserves significant vegetation.
X
Minimizes grading and alterations of natural land forms with balanced cuts and fills.
X
Natural State Requirement (25% + % of average slope)
x
Roads and streets located and landscaped to minimize visual impacts.
x .
5 352Re uired 5,753 Proposed
* Gross Building Square Footage (2500 sq. ft. + 10% of lot size, maximum of 6,500 sq.
x
ft.) 3,356 max. gross sq. ft. 3,275 proposed gross sq. ft.
X
* Building Height 30 feet measured from natural rade).
* Building stepback (20 foot height limitation on walls within 15 feet of the building
x
envelope limit, encroachment allowed along 25% of building length). Proposed hei ht gn
• Setback Waiver proposed (permitted for a distance of not more than %2 of the required
setback with DRB approval and special findings, requires compensating increase in
x
setback on opposing setback).
* Ridgeline prohibition of development within 100 vertical feet of a visually significant
X
rid eline.
X
• Parking requirement of two additional spaces on substandard streets. (See Attached)
X
* Lot standards of minimum sizes and widths established in Subdivision Ordinance.
IV.A. Design Guidelines Applicable to All Hillside Residential Development Proiects
IVAL Preservation of Existing Natural Features:
Y N NA
X
Maintains mature trees and preserves significant vegetation.
X
Minimizes grading and alterations of natural land forms with balanced cuts and fills.
X
Drainage minimizes off-site impacts and preserves natural drainage courses.
X
Roads and streets located and landscaped to minimize visual impacts.
x .
Access provided too ens ace areas.
March 8, 2015 DRB Meeting
IV.A2. Preservation of Significant trees
Y
N
NA
X
X
Retains significant trees or criteria for removal is met and *replacement criteria of 3:1
X
x
with 15 galion trees is met.
x
Existing trees are preserved by avoiding grading in the dripline, or change in grade or
x
com action. Arborist's recommendations are met.
IVA3. Hillside Grading and Drainage
Y
N
NA
X
X
Grading- is minimized and all grading maintains a natural appearance with slopes of 2:1
x
x
to 5:1. Grading within 20 feet of property lines is minimized or similar to existing
x
ad'acent slopes.
x
Terracing uses incremental steps and visible retaining walls are of a minimum height
X
and use stone or earth colored materials.
Pads are of a minimum size for structures and open space (pads for tennis courts and
X
swimming pools are discouraged).
Off-site drainage impacts are minimized and drainage plans avoid erosion and damage
to on-site and adjacent properties. Impervious surfaces are minimized and storm water
from roofs is conveyed to a comprehensive site drainage system Storm drainage
x
improvements and drainage devices create a natural appearance.
* Debris Collection and overflow routes are provided where needed and located to
minimize visual impacts.
X
Erosion control plans and reve etation plan provided.
Geotechnical review has been done and mitigation measures will not substantially
modify the character of the existing landform, expose slopes that cannot be re -vegetated
or remove large areas or existing mature vegetation. Existing geologic hazards have ,
X
been corrected.
IVA4. Lot Configuration, Building Setbacks and Location (Complete for Subdivisions)
Y
N
NA
X
X
Lot configurations provide a variety of shapes based on topography and natural features
and lot lines are places on the top, not the toe, of the slope.
x
x
Flag lots with a common drive are encouraged.
X
Building setbacks are varied or staggered.
x
Building locations are not located near visually prominent ridgelines and existing view
of residences are respected.
X
* Front yard setbacks are minimized on downhill lots.
IVAS. Street Layout, Driveway and Parking Design
Y
N
NA
X
Streets use narrower street widths if it reduces grading, visual impacts are minimized
by terracing any retaining walls, ands lit roadways are encouraged.
x
* Street layout follows the natural grade and long stretches of straight road are
avoided. Proper sight distances are maintained.
X
• Street grades do not exceed 18 % of have received an exception.
Y
N
NA
X
'/o
• Driveway grades do not exceed 18% or an exception has been granted. Parking has
X
-2L
grade
been designed so that vehicles will not back out into substandard streets. Driveways
X
over 18% have grooves and asphalt driveways are not proposed on slopes over 15%.
X
Parking bays are established or if parallel parking is permitted it is located on one side
X
only and limited to 8 feet in width.
IVA6. Reduction of Building Bulk on Hillsides
Y
N
NA
X
The building steps up the slope and/or has been cut into the hillside.
X
Roof forms and rooflines are broken up and parallel the slope. The slope of the roof
does not exceed the natural contour by 20%.
x
Overhanging or elevated decks and excessive cantilevers are avoided.
X
Large expanses of a wall in a single plane are avoided on downhill elevations.
X
Building materials blend with the setting.
IVA7. Hillside Architectural Character
Y
N
NA
X
Rooflines are oriented in consideration of views from adjacent areas and properties.
Gabled, hip and shed roof forms with a moderated pitch are encouraged. Changes in
X
roof form accompanied with offsets in elevations are encouraged. Flat roofs with
X
membranes or built up roofing materials are discouraged when visible.
Multi -Building Projects have different floor elevations to achieve height variation and
avoid long continuous building masses. Articulated facades and variations in roof
forms are required. Buildings near hillside rims have a staggered arrangement and are
X
screened with planting.
Building Materials, texture and color meet criteria and color coordinate with the
predominant colors and values of the surrounding landscape. Building walls and
X
roofs are of recommended materials.
Walls, fences and accessory structures are compatible with adjacent buildings and are
designed to respect views. Front yard fences are of an open design and provide a
X
landsca ed buffer. Walls and materials are of appropriate materials.
• Retaining walls meet height restrictions of 4 feet on upslopes and 3 feet on
downslopes. Terraced retaining walls are separated by a minimum of three feet and
landscaped. Retaining walls holding back grade to accommodate a patio or terrace
conform to the natural contours as much as possible and excessively high retaining
x
walls are prohibited.
X
* Decks do not create excessively high distances between the structure and grade.
X
* Mechanical equipment is screened from view.
IV.A8. Planting Design for Hillside Residential Development
Y
N
NA
Major rock outcroppings and planting patterns of'native plants and trees are respected
and retained. Replacement trees are planted with irregularly grouped trees which
X
retain a similar appearance from a distance.
Y
N
NA
New plantings have been selected for their effectiveness of erosion control, fire
resistance and drought tolerance and consider neighbors' views. Native plants are
X
X
used.
X
* Irrigation systems and mulching are provided.
X
x
Existing scarred or graded areas with high visibility are reve etated.
X
Special planting guidelines for 2:1 slopes are followed.
x
Graded slopes have trees planted along contour lines in undulating groups and trees
X
are located in swale areas.
X
X
Public rights-of-way are landscaped.
Transition zones are planted in high fire hazard areas and building envelopes are
located to minimize risk to structures. Planting materials are fire retardant.
X
Subdivisions have provided an arborist's report to analyze site fire hazards.
IV.A9. Site Lighting
Y
N
NA
Site lighting which is visible is indirect or incorporates full shield cut-offs. Adjacent
properties are not illuminated and light sources are not seen from adjacent properties
X
X
or public rights-of-way.
Overhead lighting in parking areas is mounted at a maximum height of 15 feet and
x
does not interfere with bedroom windows.
Overhead lighting in pedestrian areas does not exceed 8 feet in height and low-level
x
lighting is used along walkways.
* Exterior floor lighting is located and shielded so that it does not shine on adjacent
x
X
properties. Decorative lighting to highlight a structure is prohibited and not shown.
W.M. Subdivisions and Planned Development Proiects
Y
N
NA
Requirements for preservation of existing natural features, street layout and design,
hillside grading and drainage, and lot configuration, building setback and locations
X
have been met and building envelopes established on all lots.
Cluster developments meet the following criteria: Flexible front and side setbacks are
provided; large expanses of flat areas, such as parking lots, are avoided; buildings are
sited with units having different floor elevations to achieve height variation; buildings
near hillside rims are sited in a staggered arrangement and screened with planting;
existing vegetation is retained; and flag lots which encourage terracing of buildings and
X
minimize cuts and fills are allowed.
Long continuous building masses are avoided and groups of building are designed with
visible differences through materials, colors, forms and fagade variation. Facades are
articulated and rooflines avoid extended horizontal lines. Building facades have a
mixture of vertical and horizontal elements, but emphasize verticality. Alignments of
units are staggered horizontally and vertically to create unit identity, privacy at
entryways and in private outdoor spaces and to shape open space. Buildings may be
X
terraced and building clusters are separated with expanses of open sace.
IV.B2 Single Family Residences on Individual Lots
Y
N
NA
* Development is located within 100 feet of a significant rid eline.
Designs minimize grading and building pads. Structures and fences do not project
Requirements for preservation of existing natural features, hillside grading and
X ridges and on slopes are designed to accommodate grade and cut slopes are rounded
drainage, reduction of building bulk, architectural character, and planting design are
X
X
met.
* An exception is necessary to allow tandem parking on lots served by an access drive
X
if it minimizes the impact of hillside development.
X
Common driveways are encouraged.
* The driveway grade does not exceed 18% or an exception is required. Drainage
X
from the driveway is directed in a controlled manner. The finished grade of the
x
driveway conforms to the finished grade of the lot.
IV.B3 Multi -family Residential Development
Y
N
NA
* Development is located within 100 feet of a significant rid eline.
Designs minimize grading and building pads. Structures and fences do not project
Requirements for preservation of existing natural features, hillside grading and
X ridges and on slopes are designed to accommodate grade and cut slopes are rounded
drainage, reduction of building bulk, architectural character, site lighting and planting
X
design are met.
Yard setbacks and group common and private open space meet zoning ordinance
X
re uirements. A children's play area is provided on developments with over �5 units.
The site design utilizes opportunities such as outdoor decks; roof gardens, terraces,
bay windows, framing of views, pergolas, view lookouts, and sculptured stairs and
X
walkways.
Large expanses of flat areas, such as parking lots, are avoided; buildings are sited with
units having different -floor elevations to achieve height variation; buildings near
hillside rims are sited in a staggered arrangement and screened with planting; existing
vegetation is retained; and flag lots which encourage terracing of buildings and
X
minimize cuts and fills are allowed.
Long continuous building masses are avoided and groups of building are designed
with visible differences through materials, colors, forms, and fagade variation.
Building facades do not create a ground level wall of repetitive garage doors. Facades
are articulated and rooflines avoid extended horizontal lines. Building facades have a
mixture of vertical and horizontal elements, but emphasize verticality. Alignments of
units are staggered horizontally and vertically to create unit identity, privacy at
entryways and in private outdoor spaces and to shape open -space. Buildings may be
X
terraced and building clusters are separated with expanses of open sace.
Tuck under parking is encouraged. 10% of the parking lot area is landscaped or trees
X
planted as required by the zoning ordinance.
IV.C1 Highly Visible Ridgeline Areas
Y N
NA
X
* Development is located within 100 feet of a significant rid eline.
Designs minimize grading and building pads. Structures and fences do not project
above the ridgeline and views of the natural ridge silhouettes is retained. Roads near
X ridges and on slopes are designed to accommodate grade and cut slopes are rounded
off.
IV.C2 Hillside Drainage Swales and Drainage Ravines
Y
N
NA
* A hydrologic analysis has been prepared and inadequate on and of -site existing
X
hillside storm drainage facilities will be replaced. Appropriate setbacks from
X
drainages have been established to preserve natural drainage patterns and public
X
safety. Slope stability hazards in watersheds have been studied and measures
proposed to protect downslope properties (Subdivisions)
General plan setbacks from drainageways, creeds, and wetlands are met. (General
Plan standard, exceptions cannot be granted) Subdivisions and other major projects
x
have provided a biotic report to establish the appropriate setback.
* Debris basins, rip -rap, and energy dissipation devices are provided when necessary
to reduce erosion when grading is undertaken. Significant natural drainage courses
are protected from grading activity and are integrated into project design. When
crossing is required, a natural crossing and bank protection is provided. Any brow
X
ditches are naturalized with plant materials and native rocks.
Steam bank stabilization is done through stream rehabilitation and not through
concrete channels or other mechanical means. Stream planting utilizes indigenous
x
riparian vegetation.
IV.C3 Hillslove Habitat Areas
Y
N
NA
Cluster housing is encouraged and provisions regarding reduction of building bulk on
X
hillsides, architectural character, and site lighting are followed.
Existing vegetation is incorporated into the project design and used to screen
X
development from offsite views.
Indicate any special requirements
Y N NA
X Geotechnical Review
X Drainage Report
X Biological Survey
X Arborist's Report
X Photo Montage and/or model
x Site Staking
Comments on overall project compliance and design quality
Exceptions or waivers required for the project which can be approved by the Zoning Administrator
or Planning Commission with the recommendation of the Design Review Board
Exceptions which require the approval of the City Council upon the recommendation of the Design
Review Board and Planning Commission
Exhibit 3
Fair Drive Project
Fair Drive Lot 21 Single Family Residence
Lincoln San Rafael Hill Neighborhood
City of San Rafael, Marin County
Off-site Improvements and Parking Requirement:
Our parcel is zoned R5, and, as it has an average cross -slope above 25%, also falls under Hillside
Residential Overlay District regulations.
San Rafael Municipal Code Chapter 14.18.030 covers the parking requirements for residential zoning.
Per this section, all single family residences shall provide "2 covered spaces per unit." For parcels located
in hillside areas, the following additional provision applies: "On streets less than twenty-six feet (26')
wide, a minimum of two (2) additional on-site parking spaces shall be provided (not on the driveway
apron) for single-family residential development."
The portion of Fair Drive that fronts the property ranges in width from approximately 17 feet to 20 feet.
Chapter 15.07.030 of the code establishes the standard for street width in hillside areas. This section
reads: "Twenty-five feet (25') is the minimum width requirement for a public street." Further, it states
"Each lot created on substandard city streets and all private streets shall provide a minimum of two (2)
off-street, independently accessible guest parking places for each dwelling unit intended to be
developed on the lot."
In response to our Pre -application, the Public Works department requested we bring Fair Drive up to city
standards. This entails widening the road to a minimum of 25 feet, installing a curb and gutter, and
providing space for a sidewalk. We have developed a plan that would increase road width to a minimum
of 26 feet, with several sections increased to 28.5 feet. The purpose of the 28.5' sections is to allow for
parallel parking on one side of the roadway, while still maintaining 20 feet of clear surface for
emergency vehicles.
With Fair Drive improved, our parcel will be subject to the requirements for a single family residence on
a standard hillside road. This requirement is 2 covered parking spaces.
March 8, 2016 DRB Meeting
Exhibit 4
Krai
Jambornini
From: Marion Reynolds <marion.reynolds@comcast.net>
Sent: Tuesday, March 01, 2016 12:52 PM
To: Kraig Tambornini
Subject: Project: Lot 21, Fair Drive
Dear Mr. Tambornini,
Questions for public meeting on March 8, 2016 but maybe you might be able to answer them now:
Will the road improvements APN: 011-23-20 accommodate places for the construction crew to park? Where will the
people park that are making the improvements?
If no accommodations are made, how often will the road be closed to traffic?
Thank you,
Marion Reynolds
March 8, 2016 DRB Meeting